Remodeling and Lead-Based Paint

This material is presented for the benefit of anyone involved in a house remodeling or renovation project. It will alert you to the hazards involved in handling lead-based painted surfaces and will provide useful methods you can use to minimize or eliminate exposure to lead. We recommend that all concerned parties obtain additional information from recognized authorities prior to initiating any work involving houses with lead-based paint.

Background

Government statistics indicate that lead-based paints were used in more than 65 million pre-1978 houses in Canada and the United States. Until the late 1940s, lead was used almost exclusively as the pigment in many paints, especially the lighter paint colors. Some of the paints from this era contained as much as 50 percent lead by weight. By the 1950s manufacturers began using other pigments in place of lead, but lead was still used in some paints as a sealant or to accelerate drying. In the late 1970s, both U.S. and Canadian authorities limited the amount of lead in paint to 0.6 and 0.5 percent by weight, respectively.

Where Is The Lead Now

The age of a house is closely linked with the potential for the presence of lead-based paint. It is estimated that better than 90 percent of pre-1940 houses contain lead-based paint, and almost two-thirds of houses built in the 1960s and 1970 contain some lead-based paint.

Contrary to popular belief, however, expensive houses are more likely to contain lead-based paint than their more modest counterparts. This is because until the use of other paint additives became common, lead was used to improve the quality of the paint, increasing the cost and the likelihood of it being used with the painting of more expensive houses. But on the other hand, less expensive houses may not have been maintained as well and as a result, despite the use of less expansive paint with lower lead content, the paint on these houses is more likely to represent a greater hazard.

Lead-based paint can be found on interior walls, woodwork, doors, windows, ceilings and even on floors. On the exterior, it can be found on siding, doors, windows, trim and any other painted surface. When the lead-based paint on these surfaces is cut, disturbed, sanded or scraped, it can break into tiny, sometimes almost invisible, pieces that could be swallowed or inhaled. Even small repair or remodeling jobs, including repainting, can create lead dust and chips which are hazardous, particularly for children.

Precautionary Steps

Before you disturb any surface that may have lead-based paint (keep in mind it may be buried under several coats), the areas or surfaces to be remodeled or renovated should be tested by a qualified specialist for the presence of lead- based paint and assessed for lead-exposure risk. There are several testing options:

1. X-Ray Fluorescence (XRF). Employing a state of the art portable X-Ray testing device, the lead content in the layers of paint can be determined without disturbing the surface. Preliminary results are available onsite.
2. Paint Chip Analysis. This process involves the taking of paint samples or chips, usually in an area of about four square inches (marring the finish of painted surfaces), and submitting them to a laboratory for analysis.
3. Dust Wipes. This process is most often employed to determine if lead-based paint abatement work or prior renovation work left any lead residue in and around the work area. Dust samples are collected from different surfaces, such as bare floors, window sills and window wells. Each sample is collected from a measured surface area using a wet wipe, which is then sent to a laboratory for evaluation.

Addressing Lead-Based Paint Test Results

If the area to be remodeled or renovated tests positive for the presence of lead-based paint and/or dust, options will vary with the assessed risk:

1. Low Risk. If the paint is assessed to be in good condition, repainting without disturbing the paint is an option. Paints specifically listed for lead encapsulation can also be used. However, the potentially hazardous paint will still be present and subject to future deterioration and contamination. Special precautions must be taken to avoid creating a lead hazard. Regardless of the good condition of painted surfaces, formal lead abatement is also an option.
2. High Risk. If the paint is assessed to be in poor condition or at a high risk of creating a hazardous condition, a formal lead abatement program should be instituted. Contact local authorities for the names of approved abatement companies.

Additional information on lead concerns can be found in the Home Owner Information Guide: Lead and Lead-Based Paint and on the U.S Environmental Protection Agency's (EPA) website (www.epa.gov).

This information is provided for general guidance purposes only. Neither HMA Franchise Systems, Inc. nor the local HouseMaster® franchise warrants its accuracy and assumes no liability related to its use. Contact the local franchise office and/or qualified specialists for advice pertinent to your specific house or circumstances. © Copyright DBR 2009. Each HouseMaster franchise is an independently owned and operated business. HouseMaster is a registered trademark of DBR Franchising, LLC.

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